210 W 18th Ave · Pine Bluff, AR 71603

$39,900

3 bd · 1.0 ba · 1,526 sqft · SingleFamily public records · 173 Days on market

Built 1934 9,147 sqft lot Est $34k · 19% over

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +0.6/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

GREAT INVESTMENT OPPORTUNITY!! * * IDEAL RENTAL OR AIR BNB * * THIS 3BD, 1 BATH RESIDES ON A LEVEL LOT & HAS A FANTASTIC FLOOR PLAN. BEAUTIFUL HARDWOOD FLOORS. OPEN KITCHEN. FORMAL DINING. EXTREMELY HIGH CEILINGS. Note to Investor: 7 MINS TO SARCAREN CASINO & RESORT, DINING, SHOPPING, SCHOOLS ETC. GET ON THE FRONT END OF THIS CITY'S REGENTRIFICATION!! i THIS PROPERTY WILL NOT LAST LONG!!!! * * * SOLD STRICTLY AS-IS/FHA 203KK FINANCING * * *

Key facts

• Level lot
• High ceilings
• Hardwood floors

Tags

• LEVEL LOT
• HARDWOOD FLOORS
• OPEN KITCHEN
• HIGH CEILINGS
• 7 MINS TO SARCAREN CASINO
• RENTAL OR AIR BNB

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($831 rent vs $40k).
• Recommended offer: $35k (12.0% below list) — sets the bar for market timing.
• Cap rate 18.2% vs local median 8.9% in Pine Bluff — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 50/100 on livability (#483 in AR) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A; Watch: schools F, crime F, amenities F.
• Pine Bluff School District (urban): math 6% / reading 9% proficiency, ranked #236 of 238 in AR (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 85% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 213 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 62 units permitted in Jefferson County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• Jefferson County population projected at -33% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $11k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($35k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $40k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1934 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $35,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1934 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.08% ✓
• Cap rate: 18.21%
• Cash-on-cash: 42.55%
• DSCR: 2.89
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $33,572
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
601 E 21st St	0.47mi	2/2.0 (-1)	1,428 (-6%)	7mo	$9,000	$6	53
1504 W 18th Ave	0.75mi	3/2.0	1,530 (+0%)	11mo	$15,000	$10	52
702 W 20th Ave	0.32mi	3/1.0	1,360 (-11%)	18mo	$30,000	$22	52
817 S Walnut St	0.72mi	3/1.5	1,682 (+10%)	4mo	$9,000	$5	44
1000 W 12th	0.66mi	3/2.0	1,688 (+11%)	16mo	$129,900	$77	34
910 W 27th Ave	0.73mi	3/2.0	1,389 (-9%)	22mo	$78,000	$56	29
300 W 11th Ave	0.56mi	4/2.5 (+1)	1,710 (+12%)	22mo	$76,500	$45	24

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 39.3%
• Equity multiple: 2.68×
• Total profit: $18,765
• Equity at exit: $5,949

10-year hold

• IRR: 45.7%
• Equity multiple: 5.37×
• Total profit: $48,837
• Equity at exit: $3,450

Cash invested: $11,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 92 Strongly Landlord-Friendly
• State Arkansas: 92 Strongly Landlord-Friendly · R+14
• County: — inherits STATE
• City: — inherits STATE

Only US state where non-payment is criminal. Strongly landlord-favorable; very few tenant protections.

Methodology + full state rankings →

ZIP-level market 71603

• Home prices YoY: -26.0%
• Active inventory: 213
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $831 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$34 /mo · $410/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$174
• Net cashflow: $396

Break-even live

Break-even rent $329

Max offer price $39,900

Occupancy floor 47%

Sensitivity live

Price	-10% $419	-5% $407	+0% $396	+5% $385	+10% $374
Rent	-10% $330	-5% $363	+0% $396	+5% $429	+10% $462
Rate	-1.0pp $416	-0.5pp $406	base $396	+0.5pp $386	+1.0pp $375

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
304 W Harding Ave Unit 3 Pine Bluff, AR	2.0	1.0	1180	$715	$0.61	46d	1	0.12mi
2404 S Walnut St Pine Bluff, AR	2.0	1.0	1100	$700	$0.64	46d	1	0.42mi
107 S Beech St Pine Bluff, AR	3.0	2.0	1346	$850	$0.63	46d	1	1.29mi

Listing history 6 events

1. 2025-05-23
   status Under Contract
2. 2025-05-23
   status Back on Market
3. 2025-04-10
   historical
4. 2025-03-06
   historical Take Backups
5. 2024-10-20
   listed $39,900 New Listing
6. 2001-05-01
   soldstatus $24,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AR · Resets to sale price

• Current annual tax: $410 · $34/mo
• Projected year-2 tax: $410 · $34/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥111°F today · 19 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 20% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $9,966
• − Mortgage interest: −$2,235
• − Property taxes: −$410
• − Insurance: −$200
• − Repairs & maintenance: −$797
• − Management: −$797
• − Depreciation: −$1,161
• Taxable income: $4,367
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $3,705/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Pine Bluff School District
• NCES district ID: 0500026
• Math proficiency: 6% ▼ -9.00%
• Reading proficiency: 9% ▼ -7.00%
• Median HH income: $32,374
• Composite: 5.86/100
• National rank: #10014
• State rank: #236 of 238 in AR

Livability — Pine Bluff

• Score: 50/100
• State rank: #483
• US rank: #25645

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment F Housing A Health & safety F User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Pine Bluff, AR
• County: Jefferson County · 29,578 people
• City population: 29,578
• Metro: Pine Bluff, AR
• Population (ZIP): 29,578
• Household income: $53,130
• Rent vs Own: 35.8% rent · 64.2% own
• Severe rent burden: 657.0

Population outlook (Jefferson County) Hauer SSP2

• Today (2025): 63,110 people
• By 2030: 58,519 · -7.3%
• By 2040: 49,740 · -21.2%
• By 2050: 42,331 · -32.9%
• By 2075: 29,591 · -53.1%
• By 2100: 21,047 · -66.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 33% Two or more races 2% Hispanic / Latino 2%
• Common ancestry: Italian 2% Slovak 1%
• Foreign-born: 2% · Canada
• Languages at home: 98% English-only · Spanish 1%

Political lean MEDSL · Jefferson

• 2024 margin: Strong D (+20.1) · D 59.2% · R 39.2% · Other 1.6%
• 2008→2024 swing: -6.2pp toward R · 2008: 26.3pp · 2024: 20.1pp
• All cycles: 2024: D+20.1 2020: D+21.7 2016: D+25.3 2012: D+29.0 2008: D+26.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -72.43%
• Current HPI: 206.5994
• Rent YoY: —
• Metro: Pine Bluff, AR
• State GDP YoY: ▲ 3.80%
• F500 in state: 10

Industry mix (Fortune 500 HQ in AR)

Industry	F500 HQs	Revenue
▸Retail	1	$681B
▸Food / Agriculture	1	$53B
▸Retail / Energy	1	$22B
▸Transportation / Logistics	1	$12B
▸Energy	1	$4B

Price history

+66.2% since first listed

6 events — show timeline

• 2025-05-23 Pending — CARMLS
• 2025-05-23 Relisted — CARMLS
• 2025-04-10 Listing Removed — CARMLS
• 2025-03-06 Contingent — CARMLS
• 2024-10-20 Listed $39,900 CARMLS
• 2001-05-01 Sold (Public Records) $24,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $410 · +0.2% YoY. Source: county tax records.